Fountain Hill Commercial Building For
For Sale
$1,200,000
Pending
541 Seneca St, Fountain Hill, PA 18015
Well-maintained commercial building near St. Luke's Campus.
Property Size8,032 SF
Days on Market393
Property Features for 541 Seneca St
General Information
Standard status
Pending
Size
8,032 SF
Taxes and HOA fees
Annual Taxes
$18,933
Listing Agency:
Main St. Real Estate Group
(610) 533-1231
Listed By:
Lucy H. Lennon
(610) 533-1231
Source:
Exprealty
Added: Aug 3, 2025
Changed: Aug 20
Last Checked: Aug 29 at 1:30PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Main St. Real Estate Group
Investment Insights
Based on property information with market context.
This well-maintained 8,032 square foot building is located directly across from St Lukes Campus. The property features a fenced yard and a generously sized parking lot. Multiple entrances provide access to the building. The interior includes large common spaces and many private rooms. A shared kitchen and 7 large bathrooms are present. The property is currently used as an administration building and short term residence for clients. Potential uses for the property include communal living, group home, student housing, treatment center, daycare, or resident/nursing housing, subject to Borough of Fountain Hill zoning regulations.
Key Highlights
- Directly across from St Lukes Campus
- Generously sized parking lot
- Multiple entrances
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$58,652
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.89%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,173,040
$1.2M
Cap Rate 7%
$837,886
$837.9K
Cap Rate 9%
$651,689
$651.7K
Market Conditions
NOI Build-Up for 8,032 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$106.0K $13.20/SF
− Vacancy
−$8.3K −$1.03/SF
EGI
$97.8K $12.17/SF
− OpEx
−$39.1K −$4.87/SF
NOI
$58.7K $7.30/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
40.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,173,040
Cap Rate 7%
$837,886
Cap Rate 9%
$651,689
Alternative Uses
Best Use
Healthcare Medical
$837.9K
$733.2K – $977.5K
NOI $58,652 @ 7.0% cap · market cap 4.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.52M
$1.33M – $1.78M
NOI $106,639 @ 7.0% cap · market cap 8.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,698
Businesses Nearby
Explore this area
Business Placement
Demographics for 18015, PA
33,286
Population
12,867
Households
2.6
Avg Household Size
32
Median Age
31%
College-Educated
87%
High-School Grad
23.2 sq mi
ZIP Area
1,435
Density / Sq Mi
$58,470
Median Household Income
$32,703
Median Earnings
$1,310
Median Rent
$243,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Healthcare property - Well-maintained commercial building near St. Luke's Campus.
Where is this healthcare property located?
The property is located at 541 Seneca St Fountain Hill, PA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Directly across from St Lukes Campus; Generously sized parking lot; Multiple entrances
